Chapter 15.50
MINIMUM STANDARDS FOR VACANT BUILDINGS

Sections:

15.50.010    Definition of vacant building.

15.50.020    Nuisance declared.

15.50.030    Maintenance standards.

15.50.040    Inspections.

15.50.050    Occupying or renting vacant buildings.

15.50.060    Termination of utilities.

15.50.070    Remedies not exclusive.

15.50.010 Definition of vacant building.

“Vacant building” as used in this chapter means a building that: (1) is unoccupied, unattended, and is not actively used as a place of residence or business, or (2) is frequently open or unsecured so that unauthorized admittance may be gained without damaging any portion of the property. At the discretion of the building official, a portion of a vacant building may be occupied if the occupied portion meets the standards specified in the Covington Municipal Code and the vacant and closed portion complies with the minimum maintenance standards for vacant buildings specified in this chapter. (Ord. 12-07 § 1)

15.50.020 Nuisance declared.

Any vacant building that is not maintained in compliance with the minimum standards for vacant buildings imposed by this chapter is deemed and declared to be a public nuisance, which the building official is authorized to abate in accordance with the provisions provided for by this code. Such abatement may include, without limitation, securing the building against unauthorized third-party entry as may be necessary in the interests of the health, safety and welfare of the public. In the event that the City secures the building, all costs incurred may be assessed against the owner of the property pursuant to this code. (Ord. 12-07 § 1)

15.50.030 Maintenance standards.

Every vacant building shall conform to the following standards:

(1) Sanitary Facilities.

(a) Plumbing fixtures connected to an approved water system, approved sewage system, or approved natural gas utility system shall be installed in accordance with applicable codes and maintained in sound condition and good repair.

(b) Plumbing fixtures connected to an approved water system, approved sewage system, or approved natural gas system, not installed or maintained in accordance with applicable codes shall be removed and the service terminated and the pipes capped in the manner prescribed by applicable codes.

(c) Plumbing fixtures not connected to an approved water system, approved sewage system, or an approved natural gas utility system shall either be connected to an approved system or the fixtures shall be removed and the pipes capped in accordance with applicable codes.

(2) Electrical System. Electrical service lines, wiring, outlets or fixtures not installed or maintained in accordance with applicable codes shall be repaired, or they shall be removed and the services terminated in accordance with applicable codes.

(3) Safety from Fire.

(a) No vacant building or premises or portion thereof be used for the storage of flammable liquids or any other materials that could constitute a safety or fire hazard.

(b) Heating facilities or heating equipment in vacant buildings shall be removed, rendered inoperable, or maintained in accordance with applicable codes. Any fuel supply shall be removed or terminated in accordance with applicable codes.

(4) All vacant buildings shall be properly weather-protected to prevent deterioration of the exterior and interior of the building. This weather protection shall be approved by the Building Official and shall include all roof and wall assemblies.

(5) All vacant buildings and their premises and accessory structures shall be closed to unauthorized entry according to the following standards:

(a) All windows shall be protected with intact glazing (glass). All windows lacking intact glazing, the sills of which are located ten feet or less above grade, stairway, landing, ramp, porch, roof, or other similarly accessible area, shall provide resistance to entry equivalent to or greater than that of a solid sheet of plywood of at least three-quarter inch thickness, painted or treated to protect it from the elements, cut to fit the opening, and securely nailed using 6D galvanized nails or woodscrews spaced not more than nine inches.

(b) Doors and service openings with thresholds located 10 feet or less above grade, or stairways, landings, ramps, porches, roofs, or similarly accessible areas, shall provide resistance to entry equivalent to or greater than that of a closed single panel or hollow core door one and three-eighths inches thick equipped with a one-half inch throw deadbolt. Exterior doors, if openable, may be closed from the interior of the building by securing them to the doorframe using minimum one and one-quarter-inch long sheetrock screws at six inches on center.

(c) There shall be one operable door into each building and into each housing unit. If an existing door is operable, it may be used and secured with a suitable lock such as a hasp and padlock or a one-half-inch deadbolt or dead latch. All locks shall be kept locked. When a door cannot be made operable, a door shall be constructed of three-quarter-inch CDX plywood painted in a color matching the existing structure to protect it from weather deterioration and shall be equipped with a lock as described above.

(6) The Building Official may impose additional requirements for the closure of a vacant building when the standards specified in subsection (5) of this section are inadequate to secure the building:

(a) Due to the design of the structure; or

(b) When the structure has been subject to two or more unauthorized entries after closure pursuant to the standards specified above; or

(c) When the building official determines, in consultation with law enforcement and fire officials, that the structure may present a substantial risk to the health or safety of the public, or to police or fire personnel if closed to the standards of subsection (5) of this section.

(7) All debris, combustible materials, hazardous or noxious vegetation, litter and garbage shall be removed from vacant buildings and premises on which a vacant building is located and further accumulation of the same prevented. Further, each and every owner of any vacant building shall remove or destroy all grass, weeds, shrubs, bushes, trees or vegetation growing or which has grown and died upon property owned or occupied by such owner, and which are a fire hazard or a menace to public health, safety and welfare.

(8) All vacant buildings shall have plainly visible house numbers or address numbers as required by the fire code or other applicable law. (Ord. 12-07 § 1)

15.50.040 Inspections.

(1) When the Building Official or his or her designee has reason to believe that a building is vacant, he or she may inspect the building and the premises. If the inspection reveals a violation of the minimum standards for vacant buildings, enforcement action may be taken pursuant to Chapter 1.30 CMC. Thereafter the premises shall be inspected annually to determine whether the building and its accessory structures are vacant and closed to entry in conformance with the standards of this code.

(2) The owner of a vacant building shall cause his or her property to be inspected not less frequently than annually by a duly licensed and capable private inspector, engineer, or other consultant, who shall, within 30 days after said inspection, submit a written inspection report to the Building Official verifying that the building is in compliance with this chapter. In the event a vacant building does not conform to these standards or no such report is timely submitted, the Building Official may order the owner to inspect the property and present satisfactory evidence of compliance with these standards in the form of an inspection report created by a duly licensed and capable private inspector, engineer, or other consultant, verifying that the building is in compliance with the standards. The Building Official or his or her designee may utilize expertise of other governmental or private inspectors or agencies, as necessary, to ensure compliance with the minimum fire and life safety standards of this chapter. (Ord. 12-07 § 1)

15.50.050 Occupying or renting vacant buildings.

After a notice of violation, order or emergency order is issued in accordance with any applicable code with respect to any vacant building, no one shall use, occupy, rent, or cause, suffer, or allow any person to use or occupy or rent said vacant building, unless written approval from the building official has been first obtained. (Ord. 12-07 § 1)

15.50.060 Termination of utilities.

The Building Official may, by written notice to the owner and to the appropriate utility authority request that water, electricity, or gas service to a vacant building be terminated or disconnected. If water, electricity or gas service has been terminated or disconnected pursuant to Chapter 15.40 CMC, no one except the utility may take any action to restore the service, including an owner or other private party requesting restoration of service, until a certificate of compliance has been issued in accordance with that chapter or upon written notification by the Building Official that service may be restored. It is unlawful for anyone other than the appropriate utility authority or its duly authorized representative to restore or reconnect any water, electricity, or gas service terminated or disconnected as a result of a Building Official’s notice issued pursuant to Chapter 15.40 CMC. (Ord. 12-07 § 1)

15.50.070 Remedies not exclusive.

Nothing in this chapter shall be construed to limit any other remedy available to the City for noncompliance with applicable codes or other law, including, without limitation, the power of condemnation and sale as provided by Chapter 35.80 RCW, or as the same may be hereafter amended. (Ord. 12-07 § 1)